Maspalomas Costa Canaria Playa del Ingles

Transcription

Maspalomas Costa Canaria Playa del Ingles
Maspalomas Costa Canaria
Playa del Ingles
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Swiss Federal Institute of Technology Zurich
Faculty of Architecture
ETH Studio Basel - Contemporary City Institute
020_Canary Islands
Wintersemester 2005/06
Professors Jacques Herzog and Pierre de Meuron
Assisting Teachers Simon Hartmann, Christian Mueller Inderbitzin,
John Palmesino, Ann-Sofi Rönnskog
Students Christian Dehli and Michael Umbricht
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Maspalomas Costa Canaria
Playa del Ingles
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Maspalomas Costa Canaria
Playa del Ingles
9 Preface
11 A Tourist Destination
12 Figures
16 Zones
24 Phenomena Faced Today
27 Before Mass Tourism
28 The Beauty of Nature
30 Early Settlements and Agriculture
32 El Conde
34 Early Tourism
39 A Filled Vessel
40 Growth of Playa del Ingles
42 Borders
50 Density of Inhabitants
51 Density of Tourist Accommodations
52 Building Typologies
55 Building Heights
56 Public Spaces
71 Transformations
72 From Tourism to Residential
74 Los Molinos
76 Time Sharing
78 Price Decline
80 Fragmentation of Ownership
82 City Typologies
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Preface
Maspalomas Costa Canaria is located on the Southern
tip of Gran Canaria, representing one of the largest tourist destinations on the Canary Islands. With 100’690
beds, Maspalomas houses 71 % of the tourist accommodations on Gran Canaria and 28.9 % of the Canary
Islands.
The tourism in Maspalomas can be characterized as a
tourism concentrating on the beach, with sunbathing and
swimming as its main activities. In the evenings the bars
and restaurants are the main attractions. Golfing is also
of importance for the area, other recreational activities
play a minor role. Cultural activities are of no importance
to the tourism in the area of Maspalomas.
The main built substance dates back to the seventies
and eighties and for the area of Playa del Ingles and San
Agustin, the eastern part of Maspalomas Costa Canaria,
has not been renewed or altered since then.
As a consequence, the demand of today’s tendencies
in tourism, namely all inclusive concepts and large hotel
resort typologies, can not be met, attracting more and
more tourists who are not willing to spend much money
and are looking for cheap entertainment.
On the other hand, large and luxurious hotel resorts as
well as a golf course are being built in Las Meloneras in
the eastern part of Maspalomas Costa Canaria, producing tension between east and west, clearly addressing a
more modern and financially higher level of tourism.
This asymmetrical development of Maspalomas Costa
Canaria drastically changes the future role of the Area of
Playa del Ingles, the formerly most important and densest zone, to a point, where it will start to compete with its
own “support” area, San Fernando in the North, which is
more and more growing into a complete city in itself.
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A Tourist Destination
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A Tourist Destination
Figures
Tourist Accommodations
Europe
6’600’000 Beds
America
6’100’000 Beds
Asia-Pacific
3’900’000 Beds
Africa
500’000 Beds
Canary Islands
394’680 Beds
Gran Canaria
141’488 Beds
Maspalomas 100’690 Beds
Population
Canary Islands
1’915’540 Inhabitants
Gran Canaria
790’360 Inhabitants
Maspalomas
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37’790 Inhabitants
Maspalomas Costa Canaria
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A Tourist Destination
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A Tourist Destination
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Zones
San Agustin
El Tablero
San Fernando
El Veril
Campo International
Sonnenland
Playa del Ingles
El Hornillo
Pasito Blanco
Campo de Golf
Meloneras
Oasis
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A Tourist Destination
Playa del Ingles
Playa del Ingles is the densest area of Maspalomas Costa Canaria and the main tourist center. It houses 58’400
beds in tourist accommodations, 58 % of the offer of the
entire area. 45.7 % of these beds are located in apartments, 16.6 % in bungalows and 37.7 % in hotels and
aparthotels.
The main attractions of the area are the dunes and the
beach, which represents the largest public space were
most of the people spend their daytimes.
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A Tourist Destination
San Agustin
San Agustin, a rather calm area in the east of Maspalomas Costa Canaria was one of the first tourist settlements in the area. It houses 10’069 beds in tourist accomodations,10 % of the overall offer in Maspalomas.
San Agustin is a popular holiday destination for mostly
elderly Scandinavian people.
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A Tourist Destination
San Fernando
San Fernando is a residential area located north of Playa
del Ingles and can be seen as a “support” city. Public
facilities such as schools, sport clubs and public parks
can be found in this area. Most of the people living in San
Fernando work for the tourist industry.
San Fernando is cut of from Playa del Ingles by one of
the main streets, clearly separating the local people in
the North from the tourists in the South.
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A Tourist Destination
Phenomena Faced Today
Residential vs. Tourism
Most of the built structure in Playa del Ingles has not been renovated or renewed
since it was built in the seventies and eighties and is not suitable for the demands of
today’s tourism any longer. More and more,
apartment buildings originally built as tourist accommodations are today used as residential buildings. In 2001 there were 5117
people living in Playa del Ingles, an area
planned exclusively for tourism. With the
aging of the buildings this tendency seems
to grow.
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Holiday Destination For Retired People
Due to the mild and constant weather during the wintertime, the cheap prices of the
hotel rooms and the relatively close distance (by airplane) to Europe, Maspalomas
seems to be a very suitable place for elderly German and British people to spend
the cold season.
As Cheap as Possible
Within the outdated structures of the buildings in Playa del Ingles, a culture of the
cheap is gaining ground. On one hand, this
development is fed by retired people, who
do not have much money to spend during
wintertime, and on the other hand by young
people who are looking for a cheap thrill
during the summer. Both these very different groups share the same spaces, taking
turn in a half-year rhythm populating the
same commercial centers and beaches.
Decay
In most of the commercial centers, the
basements and lower storeys become
more and more places of decay, while the
shops on the ground floors are still working
as if nothing would be changing. In none of
the commercial centers in Playa del Ingles
or San Agustin an attempt to change the
desperate atmosphere can be seen. At the
same time, new commercial centers open
in Las Meloneras. Is Playa del Ingles dying?
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Before Mass Tourism
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Before Mass Tourism
Beauty of Nature
The apotheosis of the region, stretching away in an apparently limitless golden plain, providing a contrast with
the emerald ocean. Its resplendent dunes, dense woods
of slim palm trees, tidal seawater lagoon, and the elegant
lighthouse are set against a background of mountains.
The view is unutterably exotic.
(Alfonso Canella Muniz. La emoción de la isla: El “Sur”,
1940)
Dromedar in the dunes 1965
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Dunes with lighthouse “Faro”
The dunes 1965
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Before Mass Tourism
Early Settlements and Agriculture
First church in San Fernando
Tomato fields next to the beach 1935
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First Farmers
Tomato fields
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Before Mass Tourism
El Conde
“Over the last few years more and more tourists have
visited us, as well as inhabitants from other parts of the
island who come to enjoy the splendors of the beaches
in the south.”
“The beaches have become more and more important,
with Maspalomas, which is part of my estate in this area,
becoming particularly popular ... Its natural condition
mark it out as ideal for recreation and relaxation for both
island people and tourists.”
Sr. Don Alejandro del Castillo y del Castillo, Nov. 1960
El Conde
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Maspalomas Costa Canaria
Competition announced in August 1960
Jury January 1962
2000 hectares along 17 kilometers along coastline should
be developed into tourist area
141 projects registered from 24 countries
81 Projects went into the competition
The first prize was awarded to the French team
S.E.T.A.P
The winning project was drastically altered, if not ignored,
during its execution
Competition plan 1961
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Before Mass Tourism
Early Tourism
Ill tourist from Great Britain visit health resorts in Maspalomas
Maspalomas as a health resort 1965
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Sun and sand therapy
Tourists from Las Palmas 1935
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Before Mass Tourism
First buildings in San Agustin 1965
Restaurant La Rotonda
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Fishermen settlements in Maspalomas 1960
Early tourism
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A Filled Vessel
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A Filled Vessel
Growth of Playa del Ingles
1962 First settlements “El Pueblo” in the region of San
Fernando. Tomato fields refer to agriculture.
1977 Situation after the urbanization plan of Maspalomas. Tourism releases a boom of construction activities
in Playa del Ingles. San Fernando and Playa del Ingles
are growing more and more together.
2005 The actual situation of Las Maspalomas. The area
of Playa del Ingles is built up. Expansion possibilities in
the area of Las Meloneras.
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A Filled Vessel
Sea - Beach
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Borders
Dunes - City
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A Filled Vessel
Topographical Border
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Pedestrian Walk
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A Filled Vessel
End of Maspalomas
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Hotel Wall
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A Filled Vessel
North of Residential Zone San Fernando
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Autopista
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Density of Inhabitants
A Filled Vessel
El Tablero
15683 inhabitants
San Fernando
24546 inhabitants
Sonnenland
1695 inhabitants
El Hornillo
1536 inhabitants
San Agustin
1565 inhabitants
Playa del Ingles
5117 inhabitants
Campo International
1151 inhabitants
El Tablero has the highest density of inhabitants of the Overall it can be said, that the Northern settlements have
Western part of Maspalomas Costa Canaria. There the higher density of inhabitants than the South.
seems to be a gradient of density decreasing from North
to South into the tourist areas of Campo International.
Comparing the East with the West, it can be seen that
at the Southern Tip in the East there are residences,
In the Western part of Maspalomas, San Fernando has a whereas at Las Meloneras, the Southern Tip of the Westmuch higher density of inhabitants than Playa del Ingles ern Area, there are no residential zones.
and San Agustin.
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Density of Tourist Accommodations
San Fernando
Sonnenland
6041 beds
San Agustin
10069 beds
Playa del Ingles
58400 beds
Campo International
14097 beds
Meloneras
6907 beds
Oasis
3020 beds
Playa del Ingles has the highest density in beds in tourist There is a clear division between a touristic South and
accommodations of Maspalomas Costa Canaria.
a North without any tourist accommodations (San Fernando).
Comparing the East with the West, it is visible that Playa
del Ingles and San Agustin have a much higher density In the Western Part of Maspalomas, the tourist infrastrucin beds than areas in the West like Campo International ture reaches farther into the North than it is the case in
and Las Meloneras do (with the exception of Oasis).
Playa del Ingles.
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A Filled Vessel
Building Typologies
Hotels have one main entrance. The rooms are orientated towards the pool and they can only be rented.
Apartment blocks are mostly 5 - 6 storey high buildings.
The apartments can be rented or bought. The ground
floor is public with shops, bars and restaurants. The facades towards the streets are usually closed and have
a “Laubengang”. On the other side there are balconies
oriented towards the private pool.
Bungalows are part of a gated community.
The buildings are mostly 1 - 2 storey high and have a
small piece of private ground, garden, surrounding it.
Within the gates there are community pools and sport
facilities. Bungalows can be rented or bought.
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A Filled Vessel
Hotels
Apartments
Bungalows
Shopping Centers
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Building Typologies
The bungalows take up the most surface, even though
they only account for 16.6 % of the tourist accommodation of Playa del Ingles.
The apartment blocks are located along the main roads,
housing retail surface on the ground floor level.
Building Heights
11-15 Floors
7-10 Floors
4-6 Floors
3 Floors
1-2 Floors
Taller buildings are set along the main North - South axis,
and the main road to the beach, emphasizing the public
character of these streets and allowing the inhabitants to
have a view on the sea from the middle of the densely
populated zone.
Another line of tall buildings along the main East - West
road separate Playa del Ingles in the north from San Fernando. The rest of the urban tissue of Playa del Ingles
consists of one to two storey high Bungalows, filling the
topographical plane like a carpet.
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A Filled Vessel
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Public Spaces
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A Filled Vessel
C
CC Faro
CC Playa Meloneras
CC Varadero
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CC Botanico
CC Rondo
CC Yupi
CC Plaza Maspalomas
CC Yumbo
o2
CC Cita
CC Anexo II
Beach
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A Filled Vessel
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The Beach
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A Filled Vessel
Commercial Centers
The commercial centers are, besides the beach, the
dunes and the streets, the only public spaces in Playa
del Ingles. Daytime and nighttime are totally different. At
daytime you can go shopping and eating, at nighttime
the commercial centers transform into entertainment and
party locations.
Most of the commercial centers were planned in the seventies / eighties but since then there haven’t been any
renovations or big changes. The shopping centers are
old fashioned and often in a bad condition and therefore
not very attractive for today’s tourist. Many places are
empty all day.
Only the cheap prices for alcohol seem to attract people (especially young and middle class people) to those
places.
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CC Cita
The CC Cita was opened in 1974 and is not well visited anymore. Most of the bars and clubs in the basement are
abandoned.
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A Filled Vessel
CC Yupi
The CC Yupi in San Agustin was opened in 1970. It is mainly visited in the evening by tourists from Scandinavia.
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CC Anexo II
The CC Annexo II is located at the main access to the beach. During daytime it is quite crowded, in the evening
completely empty.
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A Filled Vessel
CC Plaza Maspalomas
The CC Plaza Maspalomas is the center of the nightlife in Playa del Ingles. Most of the young people come here
to go out.
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Decay
Most of the commercial centers and especially their basement have definitely passed their zenith.
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A Filled Vessel
Churches
Mosque at Yumbo
Templo Ecuménico at Plaza Maspalomas
San Agustin Capilla Centro Comercial at Yupi
The churches in Playa del Ingles and San Agustin are all
situated in the commercial centers. There is a law that
says that a certain percentage of a new shopping center
has to be for public use. For example a church, municipal
offices...
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Transformations
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Transformations
From Tourism to Residential
The rapid development of the area around Maspalomas
Costa Canaria in the early sixties, which was possible
because all the land was owned by only one Developer,
Sr. Alejandro de Castillo y de Castillo, led to a very monocultural building structure in Playa del ingles. In the seventies, all the empty spaces were quickly occupied with
hotel facilities during the rise of mass tourism.This dense
and monoculture urban tissue was then fragmentated
throughout the eighties, when a lot of people from Las
Palmas invested their money in second residences in the
South of Gran Canaria. This fragmentation of the land,
the density and the total lack of public spaces paralyzed
the area from changing and adapting to new forms and
demands of tourism. Playa del Ingles has not changed
since it has started to exist.
Today, the structures of Playa del Ingles are not fit to
meet new concepts of tourism like the growing demand
for all inclusive holidays or the services large resorts can
offer their guests.
With the recent developments in Las Meloneras, the
Western part of Maspalomas, Playa del Ingles will have
to react and position itself again. The West and the East
seem for a moment not to be in competition with each
other anymore. While the new resorts address a more
luxurious type of tourism, Playa del Ingles can only appeal to low-budget tourism with its obsolete structure.
Suitable guests for Playa del Ingles are old people who
want to spend the winter in a mild climate and become
temporary residents and young people during summer
who are only interested in the beach and parties and
therefore easy to please.
With the price decline resulting out of the obsolescence,
Playa del Ingles suddenly finds itself in concurrence with
its own former “support” city, San Fernando. More and
more people start to live in the tourist zones since it becomes financially reasonable.
While in the East, the area of San Fernando and Playa
del Ingles, the residential zone seems to spread from
North into the touristic South, in the West of Maspalomas the tourism seems to grow, under the pressure of
the new developments, to the North, already reaching
Sonnenland. These transformations could lead to a shift
in meaning of the individual parts of the city.
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Transformations
Los Molinos
Los Molinos used to be an apartment block built for employees of the Hotel Santa Catalina. The people working
in the tourist sector were given a place to live with their
families.
Nowadays, this apartment block contains mainly social
housing in the midst of a tourist zone.
The typology of this building is very similar to the typology of the early hotels and apart hotels built in Playa del
Ingles. A “Laubengang” serves all rooms from one side,
defining the facade looking towards the street.
On the other side of the building, the balconies overlook
an enclosed pool area.
Through changes on windows and doors, the building
can be distinguished from a hotel with the same structure.
Los Molinos is located on the edge between the local
“support” city of San Fernando and the tourist zone of
Playa del Ingles. Depending which side you’re looking to,
the building has a completely different context. It is not
decided yet to which part of the city it belongs to.
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Transformations
Time Sharing
Mister Traub, from Germany, lives 5 month a year in Playa del Ingles after he retired 12 years ago. He is guest on
Gran Canaria for the past 35 years. The nice and warm
weather
attracts him to the Canaries. He believes that not having
to adapt is the reason why many German people come
to Gran Canaria. You don’t have to learn a foreign language nor get used to eat with chopsticks he told us.
Misses Weible, from Hamburg, is in the wheelchair since
her stroke. She spends the winters together with her 92year-old mother in Playa del Ingles.
Time sharing is renting a place to live for a certain time
every year for several years. Many older people stay during the winter months on the Canaries where the climate
is mild. In summertime they live in their hometowns.
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Transformations
Price Decline
C
CC Far
CC Playa Meloneras
5400 € /m2
CC Varadero
5500 € /m2
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CC Botanico
CC Yupi
CC Rondo
1200 € / m2
2300 € / m2
CC Plaza Maspalomas
CC Yumbo
ro 2
CC Cita
CC Anexo II
2300 € / m2
Comparing the prices for retail surface in
commercial centers, it can be seen that the
square meter at CC Rondo has the same
price as the square meter at the CC Cita.
The prices in the tourist zone Playa del
Ingles today are equal to the prices in the
residential area of San Fernando.
Compared to the new commercial centers
in Las Meloneras, the prices in Playa del
Ingles must have dropped drastically.
There is gradient of increasing prices from
East to West, which is equivalent to the increase of age of the built structure.
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Transformations
Fragmentation of Ownership
While in Las Meloneras, the West of Maspalomas Costa
Canaria, large hotel resorts are developed, in Playa del
Ingles, the East, apartments and bungalows are being
sold, resulting in a fragmentation of ownership. This
way, parcels are getting smaller and smaller in the East,
blocking further development.
Playa del Ingles
36m2
1 bedroom apartment
70 000 Euro
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Playa del Ingles
1 bedroom apartment
116 000 Euro
Meloneras
375m2 / 400m2 exterior
4 bedroom house
1 150 000 Euro
Playa del Ingles
60m2 indoor / 80m2 exterior
1 bedroom
70 000 Euro
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Transformations
City Typologies
Infrastructure for fix uses
Infrastructure for temporary uses
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Earning
Earning and Spending
Spending
Protected Areas
Agriculture
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Sources / References
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Sources
Books
Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (2001): Evolucion e Implicaciones
del Turismo en Maspalomas Costa Canarias, El Espacio
Turistico Maspalomas Costa Canaria, Tomo I. Aqui Nuevas Tecnologias- Ediciones.
Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (2001): Evolucion e Implicaciones del
Turismo en Maspalomas Costa Canarias, Repercusion
socioeconomicas del Turismo de Maspalomas Costa Canarias , Tomo II. Aqui Nuevas Tecnologias- Ediciones.
Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (1999): Maspalomas a natural legacy,
Gran Canaria.
Ayuntamiento de San Bartolomé de Tirajana, Concejalia de Turismo (1998): Maspalomas Antier, Gran
Canaria.
El turismo como generador de arquitecturas, In:
BASA, Publicacion del Colegio de Arquitectos de Canarias, no.28, p. 62-63.
Franco Lopez, Pedro José, Alby Tegaday Mendoza
Quintana(2004):Maspalomas. Las Raices del Progreso
1964-2004, Gran Canaria.
Web pages
www.maspalomas.com, Plan General de Ordenacion,
download: 12. December 2005
www.fotosantiguascanarias.org, download: 4. December 2005
http://earth.google.com/
www.fotosantiguascanarias.org, download: 20. December 2005
www.homesweethomespain.com
Fondation Le Corbusier, Arnaud Dercelles, Bibliothécaire-Documentaliste,
[email protected]
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References
p.2 - 3 Fondation le Corbusier
p. 12 Statistics: BASA ° 28, www.maspalomas.com
p. 16 / 18 / 20 / 22 http://earth.google.com
p. 28 - 29 www.fotosantiguascanarias.org
p.30 Maspalomas Antier, Las Raices del Progreso1964-2004
p. 31 Maspalomas Antier
p. 32 - 33 Images: Las Raices del Progreso 1964-2004
Text: Maspalomas a natural legacy
p. 34 - 36 Las Raices del Progreso 1964-2004
p. 37 www.fotosantiguascanarias.org
p. 41 Instituto Cartografico, http://earth.google.com
p. 42 -49 C. Dehli, M. Umbricht, http://earth.google.com
p. 50 - 51 Maps: http://earth.google.com, Zones: C. Dehli,
M. Umbricht, Figures: www.maspalomas.com
p.58 - 59 Map: http://earth.google.com
p.68 Maps: http://earth.google.com
p. 78 - 79 Map: http://earth.google.com
p. 80 -81 www.homesweethomespain.com
p. 82 - 83 Map: http://earth.google.com
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Addresses
ISTAC
Instituto Canario de Estadistica
Avda. Juan XXIII Edificio Humiaga II
35004 Las Palmas de Gran Canaria
Cabildo de Gran Canaria
Area de Politica Territorial
C/. Professor Millares Carlo
Edif. Insular 1
35003 Las Palmas de Gran Canaria
Ayuntamiento de San Bartolomé de Tirajana
Plaza Santiago
35100 Maspalomas, Gran Canaria
0034 928 723 400
0034 928 123 014
Concejaliá de Turismo Maspalomas
Clara, Leon Quintana
Junto a C.C. Santa Ana - Anexo 2
35100 Maspalomas, Gran Canaria
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